667 Dorothy Ave · Akron, OH 44307

$55,000

5 bd · 3.0 ba · 2,151 sqft · MultiFamily public records · 10 Days on market

Built 1918 4,530 sqft lot Est $73k · 25% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investor special in Akron’s Goodyear Heights! 667 Dorothy Ave is a three-unit opportunity with strong value-add potential. Bring your vision and unlock multiple income streams. The property offers a classic up/down/third-floor layout with separate entrances, spacious porches, and off-street parking. Needs rehab/TLC throughout, but the bones and footprint are ideal for a cash-flowing rental or BRRRR strategy. Renovate, stabilize, and capitalize on high rental demand in this centrally located neighborhood near highways, schools, and employers. Sold as-is; buyer to perform due diligence. With the right improvements, this triplex can be a solid performer in your portfolio.

Key facts

• Spacious porches
• Separate entrances
• Off-street parking

Tags

• THREE-UNIT OPPORTUNITY
• SEPARATE ENTRANCES
• SPACIOUS PORCHES
• OFF-STREET PARKING
• HIGH RENTAL DEMAND
• CENTRALLY LOCATED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $55k).
• Cap rate 80.3% vs local median 6.6% in Akron — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#104 in OH, #1,591 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Akron City (urban): math 22% / reading 30% proficiency, ranked #602 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $4,777/mo this rent would consume 207% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $272 of equity ($380 loan paydown + $-108 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $55k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 8.69% ✓
• Cap rate: 80.34%
• Cash-on-cash: 264.45%
• DSCR: 12.77
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $73,134
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Bellevue Ave	0.08mi	5/3.0	2,329 (+8%)	1mo	$80,000	$34	81
636-638 Fern St	0.14mi	5/2.0	1,968 (-8%)	10mo	$155,000	$79	67
578 Hoye Ave	0.60mi	4/2.0 (-1)	2,419 (+12%)	20mo	$72,500	$30	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.90×
• Total profit: $214,106
• Equity at exit: $15,432

10-year hold

• IRR: —
• Equity multiple: 31.63×
• Total profit: $471,709
• Equity at exit: $18,126

Cash invested: $15,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $4,777 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $3,394

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 24%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$4,776
Total (3 units)			$4,777

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	43d	1	0.38mi
949 Raymond St Akron, OH	5.0	1.0	1564	$1,150	$0.74	43d	1	0.51mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.85mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	43d	1	0.95mi
1641 13th St SW Akron, OH	5.0	2.5	1700	$1,750	$1.03	43d	1	1.16mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	43d	1	1.35mi
788 Saxon Ave Akron, OH	4.0	1.0	2280	$1,731	$0.76	23d	1	1.38mi

Listing history 9 events

1. 2026-06-18
   days on market $55,000 Active 10 DOM
2. 2026-06-17
   pricedays on market $55,000 Active 9 DOM
3. 2026-06-16
   days on market $75,000 Active 8 DOM
4. 2026-06-15
   days on market $75,000 Active 7 DOM
5. 2026-06-14
   days on market $75,000 Active 5 DOM
6. 2026-06-13
   days on market $75,000 Active 4 DOM
7. 2026-06-10
   days on market $75,000 Active 2 DOM
8. 2026-06-09
   remarks 677-char remark
9. 2026-06-09
   listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,324
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$4,586
• − Management: −$4,586
• − Depreciation: −$1,600
• Taxable income: $42,371
• Est. tax owed @ 24.0%: −$10,169
• After-tax cash flow: $30,556/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Akron City
• NCES district ID: 3904348
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $33,811
• Composite: 21.31/100
• National rank: #8383
• State rank: #602 of 656 in OH

Livability — Akron

• Score: 81/100
• State rank: #104
• US rank: #1591

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, OH
• County: Summit County · 440,783 people
• City population: 174,375
• Metro: Akron, OH
• Population (ZIP): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.20%
• Current HPI: 81.3728
• Rent YoY: —
• Metro: Akron, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+150.0% since first listed

4 events — show timeline

• 2026-06-06 Listed $75,000 MLSNOW
• 2019-07-16 Sold (Public Records) $51,400 Public Records
• 2019-07-16 Sold (Public Records) $32,000 Public Records
• 1996-06-25 Sold (Public Records) $30,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $4,300 · +33.2% YoY. Source: county tax records.